4016 Cora Ave · St. Louis, MO 63115

$60,000

None bd · 3.0 ba · 3,350 sqft · MultiFamily public records · 33 Days on market

Built 1928 5,850 sqft lot Est $77k · 22% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

Key facts

• 5,850 sq ft lot
• Built 1928
• Listed 32 days

Property features AI

Finance

• Other: Living area reported as 3,350 (assessor)
• Financial info: Annual taxes listed (2025): $306

Exterior

• Home design: Residential income property (2–4 units)
• Construction: Brick construction
• Exterior features: Lot roughly 0.13 acre; Neighborhood: Penrose

Interior

• Bedrooms: No bedrooms listed
• Bathrooms: No bathrooms listed
• Heating & cooling: Cooling: Other
• Interior features: Full basement; Cooling system: Other

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$77,050) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a ?-bed/3.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 46.9% vs local median 5.0% in St. Louis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ashland Elem. And Br. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 226 students, 99% FRL); Sumner High (math 2% / reading 2%, grade F, #520 of 521 statewide, top 100%, 264 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).
• At $3,029/mo this rent would consume 119% of the median local household income ($31k/yr) (locally 1655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.05% ✓
• Cap rate: 46.85%
• Cash-on-cash: 144.86%
• DSCR: 7.45
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $77,050
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4248 N Euclid Ave	0.53mi	4/4.0	3,468 (+4%)	0mo	$99,500	$29	65
4674 Kossuth Ave	0.14mi	6/6.0	3,294 (-2%)	17mo	$65,900	$20	64
4681 Kossuth Ave	0.16mi	16/16.0	3,254 (-3%)	6mo	$199,900	$61	63
4278 Lee Ave #4	0.57mi	4/4.0	3,332 (-0%)	15mo	$65,000	$20	56
4538 Lexington Ave	0.32mi	32/16.0	3,264 (-3%)	10mo	$39,000	$12	52
4349 Shreve Ave	0.49mi	1/3.0	3,070 (-8%)	17mo	$48,000	$16	49
4460 Bircher Blvd	0.67mi	4/4.0	3,638 (+9%)	15mo	$150,000	$41	38
4448 Ashland Ave	0.46mi	1/1.0	2,892 (-14%)	15mo	$75,000	$26	36
4818 Greer Ave #20	0.62mi	5/2.0	3,016 (-10%)	20mo	$69,000	$23	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.11×
• Total profit: $119,456
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 17.10×
• Total profit: $270,400
• Equity at exit: $5,188

Cash invested: $16,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63115

• Home prices YoY: -2.6%
• Active inventory: 99
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,029 high
• Mortgage (P&I): −$315
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $2,028

Break-even live

Break-even rent $462

Max offer price $60,000

Occupancy floor 28%

Sensitivity live

Price	-10% $2,062	-5% $2,045	+0% $2,028	+5% $2,011	+10% $1,994
Rent	-10% $1,789	-5% $1,908	+0% $2,028	+5% $2,148	+10% $2,267
Rate	-1.0pp $2,058	-0.5pp $2,043	base $2,028	+0.5pp $2,012	+1.0pp $1,997

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,060
▸ 2× units	2	2	$1,970
Total (3 units)			$3,029

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4868 Farlin Ave Unit 2 St. Louis, MO	2.0	1.0	2690	$1,100	$0.41	44d	1	0.37mi
3127 Clay Ave Unit B St. Louis, MO	1.0	1.0	3536	$950	$0.27	44d	1	1.05mi
1416 N Euclid Ave Saint Louis, MO	2.0	2.0	2702	$1,200	$0.44	44d	1	1.37mi

Listing history 37 events

1. 2026-06-21
   days on market $60,000 Active 33 DOM
2. 2026-06-18
   days on market $60,000 Active 30 DOM
3. 2026-06-17
   days on market $60,000 Active 29 DOM
4. 2026-06-16
   days on market $60,000 Active 28 DOM
5. 2026-06-15
   days on market $60,000 Active 27 DOM
6. 2026-06-13
   days on market $60,000 Active 25 DOM
7. 2026-06-09
   days on market $60,000 Active 21 DOM
8. 2026-06-08
   days on market $60,000 Active 20 DOM
9. 2026-06-07
   days on market $60,000 Active 19 DOM
10. 2026-06-05
    days on market $60,000 Active 16 DOM
11. 2026-06-03
    days on market $60,000 Active 15 DOM
12. 2026-06-02
    days on market $60,000 Active 14 DOM
13. 2026-06-01
    days on market $60,000 Active 13 DOM
14. 2026-05-31
    days on market $60,000 Active 12 DOM
15. 2026-05-20
    listed $60,000 Active
16. 2026-05-19
    historical $60,000
17. 2024-10-02
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

18. 2024-10-02
    soldstatus Closed 386-char remark

    Show marketing remark (386 chars)

    Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

19. 2024-10-02
    soldstatus $114,000

    Show marketing remark (386 chars)

    Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

20. 2024-08-30
    historical Active Under Contract 386-char remark

    Show marketing remark (386 chars)

    Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

21. 2024-08-23
    listed $120,000 Active 386-char remark

    Show marketing remark (386 chars)

    Incredible cash flow from day one on this 3-unit building! There are two units with HUD vouchers in place & one market tenant. Total monthly gross rent is a whopping $2530! It was originally a 4 unit, but now has one townhome unit and two 1 bed units. The seller is moving on to another opportunity and now this one could be yours! No showings without an accepted contract in place.

22. 2024-04-10
    historical $1,400
23. 2024-03-13
    price $1,400
24. 2023-12-26
    listed $1,350
25. 2020-05-20
    soldstatus
26. 2020-03-04
    soldstatus $85,000
27. 2020-02-27
    listed $85,000 21-char remark

    Show marketing remark (21 chars)

    For Comp Purpose Only

28. 2020-02-26
    soldstatus Closed 21-char remark

    Show marketing remark (21 chars)

    For Comp Purpose Only

29. 2019-11-06
    soldstatus $41,500
30. 2019-11-04
    status Pending
31. 2019-10-29
    soldstatus Closed
32. 2019-08-22
    historical Active Under Contract
33. 2019-08-20
    listed $33,500 Active
34. 2016-01-29
    soldstatus Closed
35. 2016-01-19
    historical
36. 2015-09-04
    price $19,900
37. 2015-07-08
    listed $24,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $303 · $25/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$279/yr (+$23/mo · 91.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,348
• − Mortgage interest: −$3,361
• − Property taxes: −$303
• − Insurance: −$300
• − Repairs & maintenance: −$2,908
• − Management: −$2,908
• − Depreciation: −$1,745
• Taxable income: $24,823
• Est. tax owed @ 24.0%: −$5,957
• After-tax cash flow: $18,378/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 14,488
• Household income: $30,622
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1655.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 2%
• Foreign-born: 0%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.42%
• Current HPI: 127.3403
• Rent YoY: —
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+140.1% since first listed

23 events — show timeline

• 2026-05-20 Listed $60,000 MARIS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $60,000 MARIS as Distributed by MLS Grid
• 2024-10-02 Pending — MARIS as Distributed by MLS Grid
• 2024-10-02 Sold (Public Records) $114,000 Public Records
• 2024-10-02 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-08-30 Contingent — MARIS as Distributed by MLS Grid
• 2024-08-23 Listed $120,000 MARIS as Distributed by MLS Grid
• 2024-04-10 Rental Removed $1,400 APPFOLIO
• 2024-03-13 Price Changed $1,400 APPFOLIO
• 2023-12-26 Listed for Rent $1,350 APPFOLIO
• 2020-05-20 Sold (Public Records) — Public Records
• 2020-03-04 Sold (Public Records) $85,000 Public Records
• 2020-02-27 Listed $85,000 MARIS as Distributed by MLS Grid
• 2020-02-26 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-11-06 Sold (Public Records) $41,500 Public Records
• 2019-11-04 Pending — MARIS as Distributed by MLS Grid
• 2019-10-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2019-08-22 Contingent — MARIS as Distributed by MLS Grid
• 2019-08-20 Listed $33,500 MARIS as Distributed by MLS Grid
• 2016-01-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-01-19 Delisted — MARIS as Distributed by MLS Grid
• 2015-09-04 Price Changed $19,900 MARIS as Distributed by MLS Grid
• 2015-07-08 Listed $24,990 MARIS as Distributed by MLS Grid

Property tax history

-8.0%/yr

Latest (2024): $303 · +4.7% YoY. Source: county tax records.